Changes to plans for the St. John Site affordable housing redevelopment were approved in March, moving Austin and its building partners closer to groundbreaking on the long-vacant North Central Austin lot.
“My constituents have been waiting for this for way too long,” said council member Chito Vela, who represents the area. “It’s going to be a big win for the city, it’s going to be a big win for the neighborhood. And it’s going to be advancing our housing goals, our parks goals, so many issues that this touches.”
The big picture
The city previously acquired a pair of commercial lots at 7211-7309 N. I-35 that were intended to house new public safety facilities. Plans for the 19-acre property in the St. John neighborhood later changed at the request of residents and City Council, who eventually set a new vision calling for the site to become a “mixed-income, mixed-use district” with a large share of affordable housing, public open space and local retail options.
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After weighing several proposals for the site’s redevelopment, city leaders chose to move forward with developer Greystar and the Housing Authority of the City of Austin in 2021. Their plan originally included up to 560 residential units, with half reserved for lower-income tenants, as well as a retail center and expansion of the adjacent St. John Park.
A final outline was later reached in 2023 after negotiations between the city, Greystar and HACA. Under their approved master development agreement, 526 studio to three-bedroom apartments, including half set aside as affordable, would be spread across multiple buildings. The property would also feature the new parkland with amenities like a playground and walking paths, commercial space for businesses or nonprofits with a focus on local options, and a public installation commemorating St. Johns history.
The details
High-level details have remained the same since the Greystar-HACA concept was chosen, despite some adjustments through iterations over the past few years. On March 12, council members authorized further changes to project terms for the property now labeled 800 E. St. Johns Ave. before it moves to final site plan reviews and eventually breaks ground.
This year’s update allows Greystar to pursue other funding sources for the redevelopment, “thereby improving the project’s overall financial viability given current market conditions,” a city agenda document stated. Phased construction will now proceed under two separate projects on the north and south side of the property, each backed by different equity partners.
Overall elements like the affordable housing, parkland, commercial space and installation remain in place. And while some income-restricted units will be mixed in with market-rate housing across most of the campus—typically a city requirement for affordable housing—two buildings on the property’s south side will now be for lower-income tenants only.
Planning for the redevelopment of the St. John Site, including hundreds of new affordable housing units, is moving ahead. (Courtesy city of Austin)More than two-thirds of the property’s 526 total apartments will be set aside for individuals and families who earn below the area’s median family income, or MFI. They’ll feature varying bedroom counts across income levels with:104 units available for those earning up to 50% MFI133 units capped at 60% MFI27 units capped at 70% MFI102 units at 80% MFIWith his vote in support of the new terms, council member Marc Duchen credited developers’ “agile management” of new market conditions while still providing the desired housing.
“I’m happy to see that, together as a city, we’re working with folks who can adapt to the changing environment as well, and that the project provides housing at the much needed 50% MFI income range,” he said. “Lower-income and deeply affordable housing is going to continue to be something that we struggle to adequately subsidize.”
The project changes approved this year won’t affect any residents’ access to on-site amenities, or public access to the retail and open space. Vela said he was very excited for the new term sheet to be approved.
“I know that’s not the final step, but we’re getting close to the end and I swear I can see the finish line. Let’s get this done and build that housing and build that new park,” he said.
The vacant St. John Site off I-35 is currently home to former Home Depot and car dealership buildings. (Ben Thompson/Community Impact)